729 S 14th St · St. Joseph, MO 64501

$110,000

4 bd · 2.0 ba · 756 sqft · SingleFamily public records · 122 Days on market

Built 1881 3,125 sqft lot $146/sqft · 49% above area Est $126k · 13% under ↓ 8% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.8/30.0
• ARV discount +13.2/15.0
• DSCR +8.1/10.0
• 1% rule +5.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

Key facts

• Open floor plan
• Off street parking
• Modern updates

Tags

• HISTORIC HOME
• MODERN UPDATES
• OPEN FLOOR PLAN
• LARGE BACKYARD
• OFF STREET PARKING
• EXTRA GREEN SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.7% in St. Joseph — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Joseph (urban): math 28% / reading 38% proficiency, ranked #241 of 324 in MO (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 70 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Buchanan County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $125,973
• List price: $110,000
• Delta: -12.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1118 S 13th St	0.27mi	3/1.0 (-1)	816 (+8%)	4mo	$119,000	$146	62
1611 Seneca St	0.26mi	3/1.0 (-1)	825 (+9%)	8mo	$23,000	$28	57
2418 Angelique St	0.70mi	3/1.0 (-1)	800 (+6%)	15mo	$119,900	$150	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,968
• Equity at exit: $16,401

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $16,393
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 64501

• Active inventory: 97
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $234

Break-even live

Break-even rent $815

Max offer price $110,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 13th St St Joseph, MO	3.0	1.5	1000	$950	$0.95	43d	1	0.34mi

Listing history 31 events

1. 2026-06-19
   days on market $110,000 Active 122 DOM
2. 2026-06-18
   days on market $110,000 Active 121 DOM
3. 2026-06-17
   days on market $110,000 Active 120 DOM
4. 2026-06-16
   days on market $110,000 Active 119 DOM
5. 2026-06-15
   days on market $110,000 Active 118 DOM
6. 2026-06-14
   days on market $110,000 Active 116 DOM
7. 2026-06-12
   days on market $110,000 Active 115 DOM
8. 2026-06-09
   days on market $110,000 Active 112 DOM
9. 2026-06-08
   days on market $110,000 Active 111 DOM
10. 2026-06-07
    days on market $110,000 Active 110 DOM
11. 2026-06-03
    days on market $110,000 Active 106 DOM
12. 2026-06-02
    days on market $110,000 Active 105 DOM
13. 2026-06-01
    days on market $110,000 Active 104 DOM
14. 2026-05-31
    days on market $110,000 Active 103 DOM
15. 2026-05-30
    days on market $110,000 Active 102 DOM
16. 2026-03-27
    status Active 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

17. 2026-03-10
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

18. 2026-02-22
    price $110,000 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

19. 2026-02-13
    price $112,000 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

20. 2026-02-07
    price $116,000 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

21. 2026-02-04
    price $118,000 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

22. 2026-01-31
    listed $120,000 Active 516-char remark

    Show marketing remark (516 chars)

    Thoughtfully remodeled historic home in the center of St Joe. Enjoy the charm and character with convenience of modern updates for everyday living. This home features 4 large bedrooms and spacious closets including a main floor master and ensuite, an airy open floor plan for main living, dining and kitchen area, and a large backyard with potential for off street parking and plenty of extra green space ready to become your oasis. Newer flooring, appliances, windows, siding, roof and heating/cooling units within.

23. 2024-11-26
    soldstatus
24. 2024-10-02
    status Pending
25. 2024-10-02
    historical
26. 2024-09-20
    price $110,000
27. 2024-08-23
    price $115,000
28. 2024-08-08
    listed $120,000 Active
29. 2021-02-09
    soldstatus
30. 2012-06-15
    soldstatus
31. 2000-06-08
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $256 · $21/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$811/yr (+$68/mo · 316.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,339
• − Mortgage interest: −$6,162
• − Property taxes: −$256
• − Insurance: −$550
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,200
• Taxable income: $1,037
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,561/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: St. Joseph
• NCES district ID: 2927060
• Math proficiency: 28% ▼ -6.00%
• Reading proficiency: 38% ▼ -1.00%
• Median HH income: $43,007
• Composite: 27.99/100
• National rank: #6853
• State rank: #241 of 324 in MO

Livability — St. Joseph

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Joseph, MO
• County: Buchanan County · 32,150 people
• City population: 44,382
• Metro: St. Joseph, MO-KS
• Population (ZIP): 10,689
• Household income: $46,731
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 721.0

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 89,041 people
• By 2030: 88,401 · -0.7%
• By 2040: 86,220 · -3.2%
• By 2050: 83,603 · -6.1%
• By 2075: 76,750 · -13.8%
• By 2100: 67,623 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Arabic 1%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.0) · D 35.2% · R 63.3% · Other 1.5%
• 2008→2024 swing: -28.2pp toward R · 2008: 0.1pp · 2024: -28.0pp
• All cycles: 2024: R+28.0 2020: R+24.6 2016: R+26.2 2012: R+8.7 2008: D+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.20%
• Current HPI: 157.8706
• Rent YoY: —
• Metro: St. Joseph, MO-KS
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-8.3% since first listed

16 events — show timeline

• 2026-03-27 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-10 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-02-22 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $112,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $116,000 Heartland MLS as Distributed by MLS Grid
• 2026-02-04 Price Changed $118,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-31 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2024-11-26 Sold (Public Records) — Public Records
• 2024-10-02 Pending — Heartland MLS as Distributed by MLS Grid
• 2024-10-02 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2024-09-20 Price Changed $110,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-23 Price Changed $115,000 Heartland MLS as Distributed by MLS Grid
• 2024-08-08 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2021-02-09 Sold (Public Records) — Public Records
• 2012-06-15 Sold (Public Records) — Public Records
• 2000-06-08 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $256 · +6.3% YoY. Source: county tax records.